111 Montgomery Street

The program runs from studios through three-bedrooms. Dividing 121,571 square feet of residential area by 163 apartments gives roughly 746 square feet of allocated gross area per apartment. That figure includes shared and circulation space, so it is not the average apartment size; compare individual layouts and documented apartment measurements. Finishes at launch were mid-market-plus for the submarket: white oak floors, Bosch appliances, in-unit laundry throughout. What separates one apartment from another is floor level relative to the eighth- and tenth-floor setbacks, exposure, and whether the line carries a balcony. Because the balconies sit at the ends and center of the plan, balconied lines are a minority and command a premium — and several are under twenty square feet, so measure rather than assume. Garage parking is leased, not deeded, and the garage is a separate unit still owned by the sponsor.

The building runs with a resident manager and contracted staff, supplemented by a virtual-doorman service agreement entered in 2021 on a five-year initial term. Marketing describes a 24-hour doorman; the audited statements describe a virtual doorman contract alongside contracted labor. Both can be true at different hours — ask the managing agent to state the actual staffing schedule in writing.

The year ended June 30, 2024 produced about $1.63 million of revenue against $1.56 million of expense, a modest surplus, no mortgage and no assessment. Contracted labor at roughly $652,000 was the largest line, then utilities at roughly $299,000 and insurance at roughly $145,000. One balance-sheet item deserves attention: Due from Sponsor stood at $286,786, which includes unpaid common charges on the sponsor-owned garage unit, about $25,000 a year from April 2022 forward. At that rate the garage charges account for well under half of the balance, so ask what else makes up the receivable, where it stands today and what the board has done to collect it.

At more than 25,000 square feet the building sits inside the city's benchmarking and emissions regimes. It is new construction to a 2015-era code and should be well positioned; get the Local Law 97 position in writing rather than assuming it.

From the current purchase application package and house rules on file. Confirm against the offering plan and current rules.

Purchase review: Screened by the managing agent, reviewed by an admissions committee, with a board interview contemplated — heavier than a typical condominium right of first refusal.

Application costs: $750 non-refundable processing fee, $125 screening fee per person 18 or over, an optional $500 expedite fee, and a refundable move-in deposit. The package is internally inconsistent on the deposit — the fee page says $500, the house rules say $5,000.

Leasing: No lease shorter than twelve months; fines escalate $500 / $2,500 / $3,750.

Moves: Weekdays only unless approved; movers may not begin after 3:00 p.m. and must finish by 5:30 p.m. Approved Saturday moves carry a $250 fee.

Flip tax, financing ceiling and minimum down payment: Not documented. Request the offering plan and current house rules.

Recent sales

Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2026 to date) cleared a median $1,117/sf (floor-adjusted) across 6 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01190-7502; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.

If you're considering 111 Montgomery, also evaluate:

• 550 Vanderbilt Avenue — the Pacific Park condominium in Prospect Heights; the larger, higher-priced version of the same institutional logic
• 856 Washington Avenue — a 26-unit Prospect Heights condominium near the Brooklyn Museum; the boutique alternative at the same end of the parkway
• 255 Eastern Parkway (The Woodrow Wilson) — the prewar condominium a few blocks north; same neighborhood, opposite product
• 135 Eastern Parkway (Turner Towers) — the parkway's prewar cooperative benchmark; the cross-tenure test of space against amenity
• 315 Gates Avenue — Bedford-Stuyvesant condominium with garage and roof terrace; comparable amenity package at a fraction of the unit count
• 429 Kent Avenue (The Oosten) — 216-residence Williamsburg new-development condominium completed in 2016; a larger new-construction comparison
• 423 Atlantic Avenue — 59-residence Boerum Hill cooperative in a 1979–81 industrial conversion; a different era and ownership structure